2560091
development which will consist of: (i) demolition of existing two storey detached 4-bedroom dwelling, sheds and boundary wall (ii) the Construction of a residential development of 29 no. houses (including 18 no. semi-detached, three-bedroom houses, 5 no. terraced, three-bedroom houses, and 6 no. terraced, two-bedroom houses each served by private amenity space and 2 no. vehicular parking spaces; (iii) the upgrade and widening of the existing residential entrance to serve the new development, the upgrade of an existing vehicular/pedestrian entrance off Ardbrae Park road to serve the development, a new vehicular/pedestrian entrance off Ardbrae Park to serve the development, new pedestrian public footpaths along Galway road/ Arbrae Park Road, provision for direct vehicular pedestrian access for 4 no. dwelling onto Ardbrae Park Road, an internal access road/footpaths to serve the proposed dwelling houses and, (iv) all ancillary site and infrastructural works including landscaped public open space (1622.45 sq.m), general hard and soft landscaping, boundary treatments, SuDS, and foul/surface water drainage works including connection to existing services necessary to facilitate proposed development
Core Refusal Reason
The proposal was deemed to have an inappropriate design and layout, specifically regarding poor elevational treatments, the 'shoehorning' of units along the Galway Road, and the detrimental impact of units 7-10 on the character of Ardbrae Park and public open space provision.
Decision Maker's Conclusion
- The proposed design and layout are considered inappropriate, particularly the side elevational treatments of House Types B and C and the 'shoehorned' arrangement of units along the Galway Road, which fail to provide a high-quality streetscape or residential environment.
- The siting of units 7-10 is deemed detrimental to the established character of Ardbrae Park and results in a significant shortfall of useable and functional public open space.
- Insufficient information was provided regarding technical matters, including road safety audits (DMURS), noise impact assessments due to proximity to the N6, and the capacity/condition of the existing wastewater network.